Preparing Your Listing for Real Estate Photography
Michael Gage, Hommati Real Estate Photography of Lancaster • March 16, 2022
According to the National Association of Realtors, 97 percent of all home buyers start their home search on the internet. That's why it is important to properly prepare your listing for professional photography. You never get a second chance to make a first impression.
When potential home buyers are viewing your property online, they want to envision themselves in that home. A clean and decluttered home gives the appearance that the home is well maintained and cared for. The more a buyer believes they need to do to make it their own, the less they may be willing to offer on the house. Don't leave money on the table when a few hours of cleaning, arranging and decluttering can help your sellers receive beautiful, appealing photographs for an attractive real estate listing and a faster sale!
Having your listing photographed is usually the last step in the listing process before it goes on the market, so following the guidelines below will also put your listing in ideal showing condition.
General tips when preparing your listing:
- Clean the whole house (vacuum carpet, mop hard floors, clean countertops, clean windows).
- Declutter as much as possible. Less is more.
- Remove personal photographs (or replace with general landscape/object photographs) when possible.
- Remove small floor rugs to reveal actual flooring and get a cleaner look.
- Put all clothes in closets.
- Laundry rooms/closets are often photographed and should be as tidy as possible. Clothes should be removed from any glass-front dryers.
- Consider removing some furniture to make the house appear more spacious.
- Sometimes it's inevitable that boxes, etc. need to be moved around from room-to-room. A good tip is to use a single room that is photo-ready, like a bedroom, to be photographed first and then move any items into that room so that the photographer can shoot the rest.
- If you plan to include aerial photography or video, please try to schedule your photographer on non-trash collection days. Photographers are not allowed to move trash cans and recycling bins from neighboring properties.
- Garages and closets are not typically photographed, so it's a great place to temporarily stow items from view.
- Photographers generally follow a standard "shoot list" for each property. If you or the homeowner want to highlight specific areas of the house, like electrical panels, hot water heaters/air handlers, fixtures, etc., you should let your photographer know in advance.
Checklist -- Area By Area
Exterior, Front Yard & Backyard
- Close all garage doors.
- Remove cars from driveways and the front of the house so they are not visible in the photographs.
- Attend to landscaping (mow the lawn, remove leaves, shovel snow from the driveway/walkway, etc. depending on the season).
- Remove dead foliage and empty planters.
- Remove trash cans.
- Remove or roll up visible water hoses, ladders and other tools.
- Remove toys and playground supplies.
- Clean and arrange outdoor tables, chairs, etc. and fluff cushions.
- When applicable, clean the pool area and remove the pool cover when in season. During the off-season, remove any debris from the pool cover.
Interior
- Turn on all lights and replace any bulbs that are dim or burned-out.
- Open window curtains and sheers.
- Open slats on vertical window blinds. Blinds may be raised or lowered, as long as they are uniform throughout the house.
- Turn off televisions and computer screens.
- Hide remote controls.
Entryway
- Remove coats and backpacks from entryway hooks and put them in a closet.
- Remove shoes.
- Remove clutter (keys, wallets, papers, etc.) from an entryway table.
Kitchen/Dining Area
- Clear countertops -- less is more. Items like soap dispensers, paper towel rolls, dish towels and sponges should all be stowed.
- Leave a couple of stylish items on the counter (a coffee maker or a bowl of fruit).
- Hide all dishes; place dirty dishes in the dishwasher.
- Remove any items from the kitchen sink.
- Hide garbage cans and recycling bins.
- Clear the front of the refrigerator of magnets, postcards, photos, etc.
- Clear dining table. Consider having a vase of fresh flowers on the table.
- Straighten all chairs and space them evenly.
- Remove children's chairs or high seats.
Living Room
- Remove magazines, papers, mail and random clutter.
- Arrange books and art in bookshelves so it looks tidy.
- Remove toys.
- Remove clutter and clean interior of the fireplace.
- If the fireplace has a glass front, clean it.
- Arrange furniture pillows.
- Hide and/or arrange cables from TV, stereo and other electrical devices where possible.
Bedrooms
- Make the beds, including decorative pillows/shams if available.
- When visible, edges of bedding and sheets should either be tucked in neatly or hung straight.
- Pillows should be wrinkle-free, fluffed, matching and arranged neatly.
- Remove personal belongings like pictures, clothing, electronics and clutter.
- Remove trash cans.
- Clean under the bed and remove items that may show in the photos.
Home Office
- Clear desk.
- Hide and/or arrange all the cables.
- Hide papers.
- Arrange items neatly on a bookshelf.
- Remove personalized items.
Bathrooms
- Clear and clean countertops and sinks. A decorative soap dispenser can remain.
- Toothbrushes, hairbrushes, makeup, etc. should all be removed.
- Remove waste baskets, hampers, toilet brushes and plungers.
- Put toilet seats down.
- Remove shampoo, soap, etc. from showers and tubs.
- Remove all old and/or unmatched bathroom towels. Matching, nicely folded towels may remain.
- Remove floor mats.
Pets
- As much as we love pets, there should be no evidence of them in your home.
- Remove food and water bowls.
- Place pet beds, litter boxes, cat towers and toys out of view.
- Clean pet hair from furniture.
- Whenever possible, pets should be placed in a room that will not be photographed or "taken for a ride" while the photographer is working. Cats have a way of showing up in photographs unbeknownst to the photographer (under a bed, on top of a cabinet, etc.).
A good photographer will always tour the house before they begin shooting to make sure that everything is in its place and "photo-ready". They should be more than willing to move and hide items as needed, but a well-prepared property will ensure that your photographer can produce the best results, stay on schedule and deliver your photos in a timely manner. It's always a good idea to tour your listing prior to your photography appointment to make sure that everything is to your satisfaction. Remember, professional photography not only best markets your property, but it's also a reflection of your brand. The better your property looks online, the happier your homeowners will be . . . and the more likely they may be to recommend you to their friends and family.
Facts, opinions and information expressed in the Blog represent the work of the author and are believed to be accurate, but are not guaranteed. The Lancaster County Association of Realtors is not liable for any potential errors, omissions or outdated information. If errors are noted within a post, please notify the Association. Posts represent the author's opinion and are not necessarily the opinion of the Association.
Pennsylvania’s Act 52, effective January 4, has brought significant changes to real estate wholesaling, requiring practitioners to be licensed, disclose their role to both buyers and sellers, and follow standard compensation rules. In this article, Richard Boas III explains what wholesaling is, how the new law reshapes the process, and what it means for industry professionals.
Under the law, buyers’ agents have a general ethical responsibility to advise their buyers that sellers have a legal obligation to provide a “completed property disclosure statement.” Pa. Code §35.284a(b)(1). They are also obligated to assure that a completed property disclosure statement was delivered to the buyers. Pa. Code §35.284a(b)(2). These requirements are set forth in the rules and regulations that were formally adopted by legislature, meaning this is “THE LAW.” There are some important components in these two sentences that I want to unpack for you.
Imagine showing your clients a beautiful home overlooking a serene landscape of neatly plowed fields and contented cows grazing in the distance. As you walk out on the stone patio, you tell them confidently, because you read in the agent remarks notes that the farm was enrolled in the Clean and Green Program, “this land and the amazing view will never be compromised with a housing development or anything else!” Your clients love the expansive openness, and the house, and settle on the property in short order. Then imagine getting a very angry call in three years’ time from these same clients, stating that the farm was sold and ugly mcmansions are about to be littering their landscape and how could you have lied and how could you be so ill informed and we are never going to recommend you to any of our friends, ever again! It feels like the making of a terrible stress dream, but it could easily happen if you don’t do your research into land preservation. There are different agricultural programs in place in Lancaster County and are not all created equal. This fictional farm above was part of the “ Clean and Green ” Program, which was enacted in 1974 as a tool to encourage protection of Pennsylvania’s valuable farmland, forestland, and open spaces. It applies to property ten acres or more and helps the landowner in that it bases property taxes on use values rather than fair market values, which ordinarily results in a substantial tax savings for the landowner. More than 9.3 million acres are enrolled statewide. However, it is not a guarantee that land enrolled in the program will never be changed from its origin. When a landowner, for example, decides to sell his farm to a developer, the party is subject to seven years of rollback taxes at 6% interest per year. The rollback tax is the difference between what was paid under Clean and Green versus what would have been paid, if the property had not been enrolled, plus 6% simple interest per year. So while seemingly substantial, may actually amount to small potatoes in the event the farm is being sold to a developer. A much more serious dedication to preserving land is “ The Pennsylvania Agricultural Conservation Easement Purchase Program ”. It was developed to strengthen Pennsylvania's agricultural economy and protect prime farmland. It enables state and county governments to purchase conservation easements from farmers. The program was approved in 1988, and the first easement was purchased in December of 1989. To date, 6,400+ farms have been approved for easement purchases totaling 645,000+ acres. You undoubtedly have heard of the Lancaster Farmland Trust , which is a non-profit acting in the same manner but by using private funds to preserve farms. To date they have “saved” over 600 farms and they also add value by working with farmers to help implement conservation practices, etc. While it is tempting to assure a client that preserved farmland will never be altered from its present form, I would hesitate to make such a declarative statement that could someday find its way of being undone. In the current climate, it seems long held rules were made to be broken, and nothing is guaranteed. -Copyright © Clean & Green, Wendy Hess, Puffer Morris Real Estate. 2025. All Rights Reserved. Facts, opinions and information expressed in the Blog represent the work of the author and are believed to be accurate, but are not guaranteed. The Lancaster County Association of Realtors is not liable for any potential errors, omissions or outdated information. If errors are noted within a post, please notify the Association. Posts represent the author's opinion and are not necessarily the opinion of the Association.
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As a member of the Pennsylvania Association of Realtors (PAR) , you have access to a wide range of resources to support your real estate career. Here’s what’s included with your membership: Legal Support & Resources • Legal Hotline: Have a legal or regulatory question? PAR’s Legal Hotline provides information to support your clients. Submit a form online to verify your membership or call 800-555-3390 to receive the hotline number. Access the Legal Hotline here: https://www.parealtors.org/legal-hotline/ • Legal Help Articles: PAR offers an extensive library of Legal Help Articles for members. Browse the articles here (member login required): https://www.parealtors.org/legal-help-articles/ Market Data & Industry Reports • Pennsylvania Housing Market Report: In addition to LCAR's market reports, this monthly report provides insights into housing trends across the state. (Temporarily suspended as discrepancies in reporting are being corrected.) View the latest reports here: https://www.parealtors.org/housing-report/ Governance & Industry Involvement • Committees, Councils & Feedback Panels: Get involved with PAR leadership and decision-making by joining a committee or council. Apply for an appointment here: https://www.parealtors.org/governance/ Education & Professional Development • Webinars & Events: Stay informed with industry courses, webinars, and events designed to help you grow professionally. Find upcoming events here: https://www.parealtors.org/events/ • Triple Play Convention & Trade Expo: A joint convention for Pennsylvania, New Jersey, and New York Realtors, held annually in Atlantic City, NJ. The 2025 event takes place December 8-11. Advocacy & Political Action • RPAC (Realtors Political Action Committee): RPAC helps influence government decisions that impact the real estate industry, homeowners, and commercial businesses. Learn more about RPAC and advocacy efforts here: https://www.parealtors.org/advocacy/ Standard Forms & Transaction Tools • Standard Forms: PAR provides up-to-date standard forms used daily by real estate professionals. Members receive free access to fillable, electronic forms through Lone Wolf Transactions (zipForm edition). Access forms here: https://www.parealtors.org/resources/electronic-forms/ News & Industry Updates • JustListed Blog: Stay updated with the latest real estate news and trends. Subscribe to JustListed here: https://www.parealtors.org/blog/ Exclusive Discounts & Savings • Member Discounts on Products & Services : Take advantage of preferred partner savings on business and personal products. Explore membership savings here (login required): https://www.parealtors.org/membership-savings/ Your PAR membership is packed with valuable tools and resources to help you stay informed, supported, and successful. Take advantage of everything included and make the most of your membership! -Copyright © It's Included! - Your PAR Membership Benefits, Lisa Naples, Berkshire Hathaway HomeServices Homesale Realty. 2025. All Rights Reserved. Facts, opinions and information expressed in the Blog represent the work of the author and are believed to be accurate, but are not guaranteed. The Lancaster County Association of Realtors is not liable for any potential errors, omissions or outdated information. If errors are noted within a post, please notify the Association. Posts represent the author's opinion and are not necessarily the opinion of the Association.
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